Property Overview: 3806 Batchelor Avenue
Section 1: Key Characteristics & Appeal
This well-situated Varsity View bungalow presents a compelling opportunity centered on space, location, and potential. Its primary appeal lies in its exceptionally large, nearly 10,000 sqft lot—a rare find in a mature, central neighbourhood—offering ample room for gardening, expansion, or future development. The home itself is a classic 1953 one-storey with a finished basement, providing functional living space. While the house ranks moderately in size and condition for its area, the property’s standout value is its land. It suits buyers looking for a long-term home with room to grow, investors attracted by the subdividable lot potential (subject to city approval), or those who prioritize a prime location near the University of Manitoba over a move-in-ready modern finish. Its strong rankings within the broader city for lot size and value underscore its underlying asset strength.
Section 2: Frequently Asked Questions
1. How does the 2018 sale price compare to the current assessment?
The home sold for $310,000 in January 2018. The current assessed value is $369,000, reflecting market appreciation over the six-year period.
2. What do the ranking percentages actually mean?
They show how this property compares to others in its immediate street, neighbourhood, and all of Winnipeg. For example, ranking in the "top 7%" for lot size in Winnipeg means 93% of city properties have a smaller lot area, highlighting a key advantage.
3. Is the large lot subdividable?
While the lot size is a strong indicator of potential, subdivision is subject to City of Winnipeg zoning bylaws, lot frontage requirements, and approval processes. This would require due diligence by a prospective buyer.
4. What might the lower rankings for "newness" imply?
Built in 1953, the home ranks in the older segment for its street and neighbourhood. This typically suggests that updates or maintenance may be needed, and a thorough inspection is advisable to understand the condition of major systems like roof, plumbing, and electrical.
5. Why is the community ranking much stronger than the street ranking?
The property outperforms 83% of homes in wider Varsity View but only 52% on its specific street. This indicates Batchelor Avenue itself is a street of relatively high-caliber properties, making this a good entry point into a desirable micro-location.